Design and Access Statement - October 2019 PAGE 2 CONTACTS / THE TEAM ColladoCollinsArchitects Inland Homes Collado Collins London Studio GL Hearn Burnham Yard, London End, 17-19 Foley Street, Unit 5, The Rum Warehouse 65 Gresham Street, Beaconsfield, London W1W 6DW Pennington Street London EC2V 7NQ Buckinghamshire, HP9 2JH T. +44 (0)20 7580 3490 London E1W 2AP T. +44 (0)20 7851 4900 T. +44 1494 762 450 T. +44 (0)20 7017 1780 www.colladocollins.com ww.glhearn.com www. inlandhomes.co.uk www.jtp.co.uk BMD WSP Spectrum Acoustics Create Consulting Engineers 6 The Courtyard, Hatton Technology 70 Chancery Lane, 27-29 High Street 109-112 Temple Chambers Park, Holborn, Biggleswade 3-7 Temple Avenue Dark Lane, Hatton, London WC2A 1AF Bedfordshire, SG18 0JE London EC4Y 0HP Warwickshire CV35 8XB T. +44 (0)20 7314 5000 T. +44 (0)1767 318871 T. +44 (0)1603 877010 T. 01926 676496 www.wsp.com www.spectrumacoustics.com www.createconsultingengineers.co.uk www.bradleymurphydesign.co.uk ICIS-Designs Cudd Bentley Terrapin Communications Robinsons Surveyors T. +44 (0) 161 883 1401 Ashurst Manor, Church Ln, Suite 112, First Floor, 86-90 Paul Street Sunninghill, 95 Wilton Road, London EC2A 4NE www.icis-design.co.uk Ascot SL5 7DD London SW1V 1BZ T. +44 (0)20 7193 7800 T. +44 01344 628821 T. +44 (0)20 3174 2018 www.robinsons-surveyors.com www.cuddbentley.co.uk www.terrapincommunications.co.uk CONTENTS 1. INTRODUCTION 01 6. MASTERPLAN 65 8. ARCHITECTURE 129 Who are Inland Homes? Design Principles Building Types Nature Recovery Network Design Summary & Schedule Landmark Building Scope of Application Ground Floor & Typical Floor Mansion Blocks Masterplan Analysis Stepping Stones 2. UNDERSTANDING HILLINGDON 09 Massing & Storey Heights Park Pavilions Strategic Context Character Areas Street Scenes Wider Green Context & Walking Routes Hillingdon Circus Local Context The Approach 9. SUSTAINABILITY 143 Site History The High Gardens Energy Strategy Opening & Green Spaces/Routes Brewery Gardens Sustainability Matrix Listed Buildings & Scheduled Monuments The Wanders Healthy Placemaking Character Areas The Meadow Street Analysis 10. CONCLUSION 149 Key Architectural Principles 7. LANDSCAPE AND BIODIVERSITY 91 Summary of Opportunities Wider Landscape The Vision Visual Context Landscape Masterplan 11. APPENDIX 153 Site Analysis Arrival Square Central Parklands 3. UNDERSTANDING THE SITE 37 Natural Edge The Site Today Podium Gardens Site Sections Entrance Courtyards Constraints & Opportunities Green Streets Amenity & Public Space 4. CREATING A BIO-DIVERSE ENVIRONMENT 45 SUDS Strategy London Wildlife Trust Green Roofs Local London Wildlife Trust Sites Streetscape & Public Realm Making Space for Nature Lighting Nature Recovery Network Tree Strategy Creating the Right Habitat Soft Landscape Typologies 5. THE DESIGN PROCESS 57 Design Quality Objectives Masterplan Design Charrette Community Engagement Consultation Boards PROJECT CODE 01685 DISCLAIMER: This report has been prepared for the sole use of Inland Homes and for the intended purposes as stated in the agreement between Inland Homes CREATED BY FA and JTP. No responsibility or liability is accepted towards any other person in respect of the use of this report or for reliance on the information CHECKED BY IF contained in this report by any other person or for any other purpose. The use of this report by unauthorised third parties without written ISSUE TYPE FINAL authorisation from JTP shall be at their own risk, and JTP accept no duty of care to any such third party. This document may contain photographs of and/or quotes from participants in the Community Planning process. Publication is intended as a record of the event(s) rather than a representation ISSUED ON 8 OCTOBER 2019 of the views of the subject(s) PAGE 5 INTRODUCTION1. 1 INTRODUCTION Who are Inland Homes? Inland Homes is an established brownfield regeneration specialist based in Beaconsfield, Buckinghamshire. We are devoted to providing high quality residential and mixed-use developments. We understand the value of placemaking and as such invest heavily in high quality landscaping and public realm, which we believe helps create vibrant communities. This can be evidenced through our now completed Drayton Garden Village development, a thriving new sustainable garden suburb located in West Drayton. With our developments in West Drayton and Uxbridge town centre, we are committed to delivering high- quality sustainable homes to the local communities of Hillingdon. Our in-house construction capabilities ensure that we fully understand building regulations and are able to utilise modern construction techniques to successfully deliver our proposals. INTRODUCTION OUR VISION is to create a new residential neighbourhood that transforms a brownfield site in to an extension of a wider, bio-diverse green network. The new neighbourhood will have a distinct character and identity. It will be an attractive place which will act as an extension to the already established Hillingdon Circus local centre and the wider communities of Hillingdon and Ickenham. The site benefits from good transport links to London and is also surrounded by an abundance of established nature reserves which offers future residents an opportunity to have a balanced life. The quality of Hillingdon Gardens will help transform perceptions of the area from a traffic junction to a diverse garden quarter. This Design and Access Statement (DAS) has been prepared on behalf of Inland Homes in support of a Detailed Planning Application for the redevelopment of the Master Brewer site in North Hillingdon, London. PAGE 3 INTRODUCTION NATURE RECOVERY NETWORK Inland Homes and their team have been working closely with London Wildlife Trust to create a proposal which not only protects the existing natural eco systems, but enhances them. The solution came in the form of a ‘Nature Recovery Network’. The site is uniquely situated to act as a vital connection point that can link other London Wildlife Trust sites in the surrounding area. Allowing these eco systems to connect and communicate will help create a habitat that is rich and biodiverse. Combined with improvements to air quality, reduced vehicle movement and embedding nature in to the design, it will help to promote a healthy lifestyle. Publicly accessible green space PAGE 4 CELANDINE ROUTE HILLINGDON TRAIL CELANDINE ROUTE HILLINGDON TRAIL PAGE 5 PAGE 6 INTRODUCTION SCOPE OF APPLICATION This application seeks planning permission for the following proposed development (‘the development’): “Construction of a residential-led, mixed-use development comprising buildings of between 2 and 11 storeys containing 514 units (Use Class C3); flexible commercial units (Use Class B1/A1/A3/D1); associated car (164 spaces) and cycle parking spaces; refuse and bicycle stores; hard and soft landscaping including a new central space, greenspaces, new pedestrian links; biodiversity enhancement; associated highways infrastructure; plant; and other associated ancillary development”. This Design and Access Statement should be read and considered in conjunction with the plans and drawings submitted as part of the detailed planning application. The submission format meets the requirements agreed with the Council during pre-application discussions and comprises the following suite of documents: • Covering Letter • Planning Application and CIL forms • Design and Access Statement • Detailed Application Drawings • Planning Statement • Transport Assessment • Travel Plan • Statement of Community Involvement • Air Quality Assessment • Acoustic Assessment • FRA and Surface Water Drainage Strategy • Land Contamination Assessment • Tree Survey and Arboricultural Implications • Energy and Sustainability Statement • Daylight/Sunlight Assessment • Landscaping Masterplan and Drawings • Ecology Phase 1 Habitat Report • Townscape Visual Impact Assessment • Bird Strike Mitigation • M+E Concept Design • Ventilation Statement • Archaeology Statement • Topographical Survey PAGE 7 2. UNDERSTANDING HILLINGDON ICKENHAM A40 HILLINGDON STATION RAF NORTHOLT SITE NORTH HILLINGDON A40 UXBRIDGE HILLINGDON COURT PARK HILLINGDON *Green indicates Green Belt Land PAGE 10 UNDERSTANDING NORTH HILLINGDON STRATEGIC CONTEXT The site is located to the west of central London within the London NORTHWOOD Borough of Hillingdon. Ickenham is located roughly 1.6km to the north and Uxbridge town centre is located 2.3km to the south-west. The site is bounded by the A40 to the north, Freezeland Way to the south NORTHWOOD and Long Lane/A437 to the west. On the eastern edge of the site is HILLS HAREFIELD designated Green Belt Land (highlighted in green on the map) and extends along for the majority of the North Hillingdon, Ickenham and Uxbridge settlement boundaries. EASTCOTE & EAST RULSLIP WEST RULSIP CAVENDISH MANOR ICKENHAM SOUTH RULSIP RAF NORTHOLT UXBRIDGE NORTH HILLINGDON EAST UXBRIDGE SOUTH CHARVILLE BRUNEL BARNHILL YEADING YIEWSLEY BOTWELL TOWNFIELD WEST DRAYTON PINKWELL HEATHROW VILLAGES PAGE 11 UNDERSTANDING NORTH HILLINGDON WIDER GREEN CONTEXT & WALKING ROUTES The site sits between two significant walking routes in the Borough of Hillingdon and has the potential to act Hillingdon Trail Celandine Route as a connection between the two. The Celandine Route is a 12-mile walk that links West Drayton and Pinner. Walking the full distance of the route takes roughly six hours. The Hillingdon Trail is a 20-mile path linking Hillingdon’s many green spaces that sit between Cranford in the south-east and Harefield in the north-west.